Me and my fiance are purchasing a 1 bedroom flat in Norton with a mortgage. We like our Norton solicitor, however the lender says she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Norton conveyancer and pay for one of their panel firms to act for them. We regard this is unjust; are we not able to require that the mortgage company use our Norton property lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Norton conveyancing lawyer to apply to be on the conveyancing panel.

Are all Norton Conveyancing Quality Solicitors on the TSB conveyancing list of approved practices?

Some major banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.

We are getting the release of further monies on our mortgage from Co-operative as we intend to conduct improvements to our home in Norton. Are we obliged to appoint a high street Norton solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative don't usually appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

I had a mortgage agreed in principle with TSB. Norton conveyancing solicitors were selected. How long does it take for TSB to forward the offer to the conveyancer?

There is no definitive answer here. Have TSB done the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My friend recommended that if I am purchasing in Norton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes included in the estimate for your Norton conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Norton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Norton.

In my capacity as executor for the estate of my grandfather I am selling a house in Neath but reside in Norton. My conveyancer (who is 250 miles from merequires that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Norton to witness and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Norton based

Can you offer any advice when it comes to finding a Norton conveyancing practice to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Norton conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Norton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

How familiar is the firm with lease extension legislation?

Norton Leasehold Conveyancing - Sample of Queries before Purchasing

Does the lease have onerous restrictions? How many of the leaseholders are in arrears for their maintenance charge payments? What is the name of the managing agents?